This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 78 m² on the 3rd floor, built in 1953, energy rating E. Located on calçada dos Mestres, Campolide parish, Lisbon municipality, Lisbon district. Noteworthy Features: The apartment features an independent pantry that provides additional storage and houses the washing machine, offering enhanced functionality in the living space.
The valuation. The asking price of €515,000 is above fair value of €459,485 by €55,515, marking it as overpriced by 12.1%. As a result, the investment may not be immediately attractive without adjustments or negotiation.
Fair value modelled at €459,485 from 6 comparable sales in the area. Asking €515,000 sits €55,515 (12.1%) above — overpriced versus fair value.
Asking €515,000 versus the calçada dos Mestres area baseline of €378,260 (€4,849/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €378,260, adjusted for condition and micro-location, gives a modelled fair value of €459,485 (€5,891/m²), a €55,515 (12.1%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| calçada dos Mestres | Subject | €515,000 | €6,603 | — | 76 | 79 |
| Alcântara · 6a9549 | Active | €475,000 | €5,938 | 10.1% | 77 | 78 |
| rua das Enfermeiras da Grande Guerra, 5 | Active | €450,000 | €5,844 | 11.5% | 73 | 80 |
| travessa do Moinho de Vento, 25 | Active | €379,000 | €7,019 | 6.3% | 72 | 78 |
| rua Fernandes Tomás | Active | €500,000 | €6,757 | 2.3% | 80 | 81 |
| Median comp | €462,500 | €6,348 | 3.9% | 75 | 79 |
Long-term rental While the 3% gross yield for this apartment in Campolide indicates a potential rental return, the property is overpriced by 12.1% compared to its fair value of €459,485. With a decent condition score of 81/100 and a neighbourhood score of 79/100, long-term tenancy may not justify the elevated purchase cost. Short-term vacation rental The potential for short-term vacation rental in this desirable area is limited by the significant 12.1% gap between the listing price and its fair value, making this investment unlikely to yield strong returns. Although the neighbourhood and property scores are respectable, the current pricing undermines the attractiveness of this strategy. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is not advisable due to the 12.1% premium over fair value, creating a substantial risk of loss upon future resale. The scores for condition and neighbourhood suggest potential, but the current market price outweighs the benefits of holding this property long-term.
Tenant turnover risk There may be an increased likelihood of tenant turnover given the tenant stability score of 65/100, which could lead to potential loss of rental income.
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